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Find a Ardleigh Green Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Ardleigh Green? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Ardleigh Green transaction at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Ardleigh Green conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Ardleigh Green

My partner and I are hoping to buy a house in Ardleigh Green and have appointed a Ardleigh Green conveyancing firm. Within the last couple of days our property lawyer has sent a preliminary report and documents to look through with a view to exchanging next week. Santander have this evening contacted us to inform me that they have now hit a problem as our Ardleigh Green conveyancer is not on their approved list of lawyers. What do we do from here?

If you are buying a property needing a mortgage it is standard for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own Ardleigh Green solicitors, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.

My flat in Ardleigh Green is up for sale and I have a purchaser. Will my conveyancer need to be required to be on the Principality conveyancing panel in order to deal with repayment of my mortgage?

Ordinarily, even if your lawyer is not on the Principality conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently at the moment.

I need some quick conveyancing in Ardleigh Green as I have an ultimatum to exchange contracts in less than one month. Luckily I do not require a mortgage. Is it possible to avoid the conveyancing searches to save fees and time?

As you are not getting a home loan you are at free not to have searches conducted although no law firm would recommend that you don't. With plenty of history conveyancing in Ardleigh Green the following are instances of issues that can crop up and therefore impact market value: Enforcement Actions, Outstanding Charges, Overdue Grants, Railway Schemes,...

I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Ardleigh Green is where the house is located. What do you suggest?

Flying freeholds in Ardleigh Green are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ardleigh Green you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ardleigh Green may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I work for a busy estate agent office in Ardleigh Green where we have witnessed a number of leasehold sales derailed as a result of leases having less than 80 years remaining. I have been given conflicting advice from local Ardleigh Green conveyancing firms. Please can you shed some light as to whether the vendor of a flat can initiate the lease extension process for the buyer?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

Having spent years of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in Ardleigh Green. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

You certainly can. We are happy to put you in touch with a Ardleigh Green conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a Ardleigh Green residence is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case related to 1 flat. The remaining number of years on the lease was 57.5 years.

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Find out more about how flying freehold can affect your the value of a property.